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HomeMy WebLinkAboutPEC140021_7-11-14 SSCV Project Narrative draft ver 4_1405463220.pdfSki and Snowboard Club Vail Development Plan and Subdivision Applications Page 1 Ski and Snowboard Club Vail Club House Re-Development July 2014 I. INTRODUCTION The purpose of this report is to provide information on the proposed re-development of the Ski and Snowboard Club Vail (SSCV) Clubhouse. Information provided herein has been prepared in accordance with requirements of the Town of Vail development review process. The re-development of the Clubhouse involves the demolition of the existing Ski Club building and construction of a new building and related site improvements. The main features of the comprehensive re-development of the existing building include: • Expanded Club space, • New, below grade parking, • Enhanced drive aisle/drop-off facilities, • Two residential condominiums, and • Improved landscaping and related site improvements. Two development applications have been submitted – a Development Plan for the review of the building and proposed site improvements and a Minor Subdivision for the expansion of the SSCV parcel. These applications are described in detail below. Information provided in this report is presented in the following sections: • Introduction, • Overview of SSCV and Project Background, • Project Site Conditions, • Description of Project, and • Appendix 1. Amended Final Plat 2. Comprehensive Plan Set of Proposed Project 3. Traffic Analysis Letter This application has been submitted on behalf of the Ski and Snowboard Club Vail and Vail Resorts. Vail Resorts is providing additional land to the SSCV parcel in order to allow for the development of a slightly larger building (than could be constructed on the existing SSCV parcel). As such Vail Resorts is a party to the Minor Subdivision application. Vail Resorts has also provided a letter authorizing SSCV to proceed through the Town’s review process. Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 2 II. OVERVIEW of SSCV and PROJECT BACKGROUND Founded in 1962, the mission of the Club is to provide youth the opportunity for character growth and excellence through athletics. The Club is widely recognized as one of the premier ski and snowboard clubs in the Country and this past year was named the “USSA Club of the year” by the U.S. Ski and Snowboard Associations (USSA). Ski and Snowboard Club Vail serves over 700 members in a variety of alpine racing, free- skiing, freestyle, Nordic and snowboarding programs. The Club is a 501(c)3 non-profit charitable organization. The Club is also highly respected throughout the Valley as a leader in youth development. Originally a small club dedicated to ski racing, SSCV has evolved into one of our community’s largest organizations dedicated to serving our youth. In doing so the influence of the Club has grown to include a wide range of topics, all of which make significant contributions to the Vail community. The Kids The Club has had unparalleled success in developing snow-sport athletes who have gone on to excel on an international stage. The most recognizable among these are Lindsey Vonn and Mikaela Shriffin, but not to be overlooked are the achievements of Toby Dawson, Chris Del Bosco, Sarah Schleper and many other athletes. Over the past few years many Club athletes have been named to the U.S. Ski Team, notable among them are a number of local, “home grown” athletes born and raised here in Eagle County. Athletic achievements are important; however the underlying purpose of the Club in serving our youth is to use athletics to instill the “3 C’s” of courage, character and commitment, to help kids develop life lessons that will help them in the years to come. The Community The Club utilizes its staff, athletes and parents to volunteer in a variety of community events throughout the year. Most notable among these is the Birds of Prey at Beaver Creek. Each year the Club provides on average 4,000 hours of volunteer help to this event. The presence of Club volunteers is also found at the Community Fund Rummage Sale, the Copper Triangle and many other community events. The Vail Ski and Snowboard Academy In the fall of 2007 Ski and Snowboard Club Vail partnered with the Eagle County School District to establish the Vail Ski and Snowboard Academy. Located in Minturn at Maloit Park, the Academy is a fully accredited and certified public school with the goal of providing its students with a rigorous academic curriculum while supporting a world class training and competition schedule. From 31 students in its first year, the Academy has grown to over 150 students. Economic Impact The Club’s programs and the visitors they draw to Vail are instrumental in generating significant economic activity throughout the community. Foremost among these is the Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 3 early season training at Golden Peak. Snowmaking improvements made a few years ago have made Golden Peak a prime location for early season race training. Each fall for a five week period the Club typically hosts 20 ski clubs, 10 colleges and 20 national ski teams for training in Vail. This resulted in the Club issuing approximately 7,600 tickets to visitors who on average spent a week in Vail. By way of example, in 2012 Manor Vail alone had 2,200 “group nights” during this period, at a time of year when the facility is typically very quiet. Throughout the winter the Club hosts a number of races and other events. On average 40 race days are planned and many of them are multi-day events. The economic impact of this and other events is significant. Existing SSCV Facilities and Operations The Club currently operates from a building located at the base of Vail Mountain that is approximately 6,100 square feet in size. This building was originally constructed in the mid-70’s and a second floor was added in the mid-80’s. In the 70’s the Club was serving just over 100 athletes. With a current membership of +/- 660 athletes who utilize the Clubhouse (this figure excludes nordic athletes who do not use the Clubhouse), the space constraints within the existing facility are severe and the building is certainly showing its age. The need to expand and update these facilities is acute. Creating a facility that meets the needs of Club athletes and is commensurate with its training facilities on Vail Mountain is the driving factor behind this redevelopment proposal. The existing Club building plays an important role in how SSCV operates at Vail Mountain. The building’s primary purpose is to provide space for athletes and coaches to gather before and after race and training days. The building also provides space, albeit very limited, for athlete locker rooms, ski tuning, coaches work areas and other club- related uses. In essence the building serves as the Club’s portal to Vail Mountain. While the Clubhouse at Golden Peak plays a key role in operations at Vail Mountain, SSCV’s main offices are located in Minturn at Maloit Park. It is in Minturn where administration and coaches have offices. In addition, the Club is in the midst of completing construction of a Human Performance Center for athlete training and planning the development of dormitories for Academy students. The SSVC building at Golden Peak is the athlete’s portal to Vail Mountain; however the Club’s day to day operations are headquartered in Minturn. Project Planning The Club has been planning this redevelopment effort for the past three years. During this time SSCV has worked closely with Vail Resorts to ensure that the design of the project is coordinated with VR’s mountain operations. Other notable efforts over the past three years have included: Neighborhood Outreach The Club has made extensive efforts to engage the neighborhood over the past few years. A number of community open houses have been held and the Club has reached out to numerous property owners and homeowner associations in the Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 4 Golden Peak area. These efforts have resulted in a consensus of support for the redevelopment project. Golden Peak Neighborhood Traffic Task Force The Club has been an active participate in neighborhood efforts to address traffic congestion on Vail Valley Drive. Working closely with the Town, Vail Resorts and other property owners, SSCV has initiated a variety of efforts to improve weekend athlete drop-off/pick-up. These efforts are described in greater detail below. III. PROJECT SITE CONDITIONS SSCV’s existing parcel fronts directly on Vail Valley Drive and backs directly onto the snowfield that leads to Vail Mountain. Albeit small in size (.265 acres, or 11,543 SF), the parcel’s relationship to Vail Mountain makes it ideally located for the Club’s needs. Access to the parcel is provided via a one-way loop access drive. The drive functions in a counter-clockwise direction. This road and surface parking (on the east side of the project) are located on Vail Resorts property. SSCV has the right to use this land for parking and access via a license agreement with Vail Resorts. A survey of existing site conditions is found in the plan set provided in the appendix of this report. As a part of this re-development project the SSCV parcel will be increased in size by the conveyance of a .258 ac. (11,238 SF) parcel from Vail Resorts. This new land area essentially wraps three sides of the SSCV parcel. With the addition of this land the SSCV parcel will be .523 acres, or 22,828 SF. The Town Code definition of “site” states that “A lot or site may consist of a single lot or record, a portion of a lot of record, or a combination of lots of record or portions thereof, or a parcel of land described by metes and bounds”. For the purposes of this Development Plan application, the exiting SSCV parcel and the Vail Resorts parcel are collectively designated the project “site”. The sequence of how this land will be subdivided and conveyed to SSCV is described in greater detail below. The SSCV parcel is zoned Ski Base/Recreation II (SBR2). The Vail Resorts parcel is zoned Ski Base/Recreation 1 (SBR1). Two uses are proposed by the project – residential use on the upper two levels of the building and SSCV use on the lower two levels of the building. Residential land uses are located entirely on SSCV’s current parcel and “dwelling units” are a permitted use in the SBR2 district. The SSCV clubhouse could be classified as either “ski school facilities” or “ski racing facilities”. The core of SSCV Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 5 Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 6 operations and the largest portion of athletes at the Club are involved in ski racing and as such “ski racing facilities” would best categorize the “use” of SSCV. “Ski racing facilities” is a permitted use in both the SBR1 and SBR2 districts. IV. DESCRIPTION OF PROJECT As mentioned above, the primary purpose of this redevelopment is to upgrade SSCV facilities to better serve the Club’s athletes. The current Club facility is woefully inadequate and extremely under-sized. The expansion is not intended to facilitate future growth of the Club, but rather for the building to “catch up” to the Club’s current needs. The two residential condominiums are the “economic engine” that will fund the re- development project. A comparison of how square footage is allocated in the existing building and how it will be allocated in the new building supports the premise that this project is all about providing improved facilities for Club athletes. This comparison demonstrates – • The vast majority of new Club square footage will directly serve the needs of athletes, and • Space for Club staff in the new building is essentially the same as the existing building, demonstrating that the new building is not intended to generate increases to the number of coaches, administration and staff that utilize the Club (as noted above, main Club offices are located in Minturn). The current Clubhouse is approximately 6,100 square feet in size. Uses include athlete rooms, admin and coaches offices, meeting room, multi-purpose room, locker rooms, storage, weight room, ski tuning, circulation and restrooms. The new building includes these same uses, with the one exception being the introduction of a new employee housing unit. Useable space in the new building is +/-16,738 SF. The table on the following page provides a detailed square footage and use comparison of the existing and proposed buildings. Existing and proposed floor plans for the Club are also provided. Below is a summary of each use proposed for the building, specifically as to how the new building may affect parking demand and club employees (as it relates to employee housing requirements). Team Rooms The single largest increase to any single use is with team rooms. Currently only three athlete programs have storage/locker type rooms and these total only 500 SF. 3,023 SF of team rooms are proposed to serve athletes from eight ski and snowboard programs. This increase of 2,523 SF accounts for nearly 25% of the new square footage proposed for the Club. This increase will have no impact on parking or Club employees. Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 7 Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 8 Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 9 Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 10 Weight Room/Gym The existing weight room is 612 SF. A 2,443 SF gym and treatment room is proposed for Club athletes. This increase in SF will be an incredible asset for the athletes, but will have no impact on parking or Club employees. Storage Storage areas are proposed to nearly triple in size from 414 SF to 1,265 SF. A key benefit of this increased space is that race gates, netting and other race gear currently stored outside will now be stored inside. This increase will have no impact on parking or Club employees. Ski Tuning/Prep Ski tuning/prep space will nearly triple in size from 439 SF to 1,405 SF. This increase will have no impact on parking or Club employees. It is important to note that SSCV has an extensive tuning shop at their facility in Minturn. Ski Prep space in the new Clubhouse is intended to provide space for “day of” tuning, repairs, boot fits, etc. for Club athletes. This increase will have no impact on parking or Club employees. Administrative Space Administrative space in the existing building includes 674 SF and provides space for the Club director, the development office, reception and general office space. The new building will accommodate the same functions and include 704 SF. This nominal increase will have no impact on parking or Club employees. Coaches Currently most coaches currently have small work stations in a shared area and ski tech and weight training areas also have small offices, all of which total 965 SF. The proposed building will have a shared 386 SF “staff lounge”. This space is equivalent to a schools “teacher’s lounge”. Locker rooms for coaches will increase from 300 SF to 407 SF. These changes will have no impact on parking or Club employees. Meeting Rooms The existing building has one meeting room of approximately 182 SF. This room is typically used for staff/coaches meetings or athlete/coach meetings. A conference room of 164 SF is proposed for the new building. A new “Board Room” of 504 SF is also proposed. This room will provide additional space for staff/coaches meetings, SSCV Board Meetings and for meetings between parents and coaches. This new use will have a nominal impact on parking demand but no impact on Club employees. Club Room The existing club room is 867 SF and it is the largest single space in the building. It serves two purposes - space for registration and meetings during races and other competitions and space for athletes to gather for lunch, etc. on typical training Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 11 days. This space is very much undersized. The new Club room is 2,918 SF. This increase will have no impact on parking or Club employees. Circulation and Misc Space Hallways, stairwells, bathrooms, kitchenettes, utility rooms and trash rooms will increase from 1,000 SF to 2,096 SF. This increase will have no impact on parking or Club employees. Employee Housing Unit A new 502 SF EHU will be provided on the main level of the building. Information outlined above provides the basis for proposed parking requirements and commercial linkage employee housing requirements as discussed below. Development Standards For each of the standards listed below, Town Code stipulates that standards are to be “as per the approved development plan” and/or as determined by the PEC. Gross Residential Floor Area The two residential condominiums on the upper two floors of the building include +/-10,000 SF of GRFA. Setbacks Front – 26’ from face of building, 0’ from porte cochere Side – 6’ on west, 12’ on east Rear – 27’ Site Coverage The footprint of the building (including the porte cochere) is 10,877 SF, or 48% of site area. Adding the portion of below grade building to this calculation increases site coverage to 61.8% Landscaping Landscape area is +/-4,482 SF, or 19.7% of the total site area. Parking 7 existing surface spaces (via the License Agreement with Vail Resorts) will be maintained and 20 new enclosed spaces will be provided on the lowest level of the new building. The 27 proposed parking spaces will be allocated as follows: • 5 structured spaces will be assigned to the two condominiums • 22 spaces will be used by the Club (15 structured and 7 surface spaces) Further discussion of parking is provided below. Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 12 The following development standards below are prescriptive: Building Height Maximum allowable height is 43’. Main ridge of building is proposed to be 39’. The main dormer on north side of building is proposed to be 43’. Density .523 acres of site area allow for up to 4 dwelling units (8 units per acre are permitted in SBR2). Two dwelling units are proposed. Snow Storage The drive aisle is +/-10,200 SF. 10% snow storage is required (drive will be heated). 1,020 SF of snow storage is provided. Diagrams depicting building height, site coverage, setbacks, landscaping, and snow storage have been provided under separate cover. Traffic A traffic analysis letter addressing the proposed re-development has been prepared by Kimley-Horn and Associates, Inc. Given that the only new use proposed by the re- development of the Clubhouse is the introduction of two residential condominiums and an EHU, the focus the traffic analysis letter was on existing traffic conditions and methods for how the club can improve traffic flow (pick up and drop off) at the Club. Traffic counts were made at five locations along Vail Valley Drive during the a.m. (8:00- 9:30) and p.m. (2:30-4:00) peak periods on March 15th. This date was determined to be an “average” day at the Club with respect to the number of athletes training on that day. Key findings of these traffic counts include: • The destination of east bound traffic in the a.m. peak period was equally split between SSCV (26.4%), Golden Peak (24.6%), the Children’s Ski Center (23.7%) and “other destinations” (25.3% - either surrounding residential development or pass-thru traffic). • “Other destinations” (34.4%, surrounding residential development or pass-thru traffic) was the predominant destination of east bound p.m. peak period traffic. SSCV was the lowest at 18.8%. • There were a total of 399 a.m. peak period trips, of which 84% was east bound and 16% was west bound. • SSCV generated a total of 107 trips in the a.m. peak hour, of which 17% arrived from the east and 83% from the west. • During the p.m. peak period, 51% of westbound traffic was generated by pass-thru traffic or surrounding residential development. • Vail Valley Drive has a design capacity of about 1,800 vehicles per hour. Traffic counts indicate 689 vehicles per hour, utilizing only 38% of available capacity. • Level of Service (LOS) at SSCV access points operates at LOS “A”. Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 13 Traffic operations, specifically morning and afternoon drop-off and pick-up, at SSCV were also evaluated. The following recommendations were provided and where relevant the Club’s response to these recommendations is provided. • Reversing flow of access to SSCV. It was suggested that the Club reverse the flow of traffic to a clock-wise direction. The traffic analysis recommended not reversing flow for two reasons – this change would create a conflict between traffic entering and exiting the site (i.e. exiting traffic would “cross paths” with Club traffic on Vail Valley Drive, slowing down the flow of cars through Club drop-off), and athletes exiting a car from the passenger side of a car would be forced to cross in front of their vehicle, causing delays and creating a safety consideration. • Encouraging SSCV members to access the Club from the east (via Vail Valley Drive and the Golf Course Bridge). This past year the Club began a program to encourage members to access the Club from the east. • Assign staff to manage drop-off operations. Last year the Club implemented this program. Staff members direct traffic to ensure efficient use of available space, prevent parents from leaving their cars during drop-off, help unload athlete gear, etc. • Provide additional space, ski racks, etc. for athletes to gather in front of the Club after being dropped off. Currently there is little room for athletes and their equipment once they are dropped off. The proposed plans for the Club include significantly more sidewalk/gathering area, ski racks and seating. • Provide mountain access more centrally located to the Club. The proposed building includes a new portal to the mountain in the center of the building. • Stagger start times of various club programs. The Club currently staggers start times to distribute the arrival of athletes. Based on programs implemented by the Club, significant improvements were made to drop-off and pick-up operations on weekend days (specifically Saturday) this past year. The Club is committed to continuing these programs. Elements of the proposed building and drive were designed specifically to further improve the efficiency of drop-off operations. Foremost among these improvements are the expanded space for athletes to gather in front of the Club and the upgraded drive aisle. While only nominally wider than the existing drive, the new drive will be heated, meaning the full width of the drive will be maintained throughout the winter (currently snowpack significantly reduces the width and functionality of the drive throughout the winter. Refer to the Traffic Analysis Letter in the appendix of this report for additional information. Parking The SSCV Clubhouse is a unique land use, one that is not specifically addressed by Section 12-10-10 Parking Requirements Schedule of the Town Code. In such cases the Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 14 code stipulates that parking requirements are to be determined by the Planning and Environmental Commission. In order to determine the appropriate amount of parking for the Club it is important to understand how parking (and drop-off) has been addressed in the past. The initial development of the Club’s existing building (just the first level of what ultimately became a two level building was originally developed), was constructed in the mid-70’s. In 1976 the Planning and Environmental Commission approved a CUP for the Clubhouse and at that time did not require any parking, stating “we feel additional parking in this location is not appropriate” (quote taken from November 8, 1999 staff memo). In the mid-80’s a second floor was added to the building and at that time no significant changes were required to parking. Over the years the drop-off and pick-up of athletes at the Club has at times contributed to traffic congestion in the neighborhood (with cars backing up onto Vail Valley Drive). However, with the existing loop drive and improved management of drop-off/pick-up operations the Club has demonstrated the ability to effectively manage traffic with minimal impact on the neighborhood road system. In hindsight the 1976 PEC CUP approval (with no on-site parking requirement) set the stage for the future operation of the Club – specifically, the emphasis on the drop- off/pick-up of athletes and the concept of having limited on-site parking. It could be speculated that the PEC’s rationale for the Club providing limited parking was driven by a few key considerations: • The site’s limited area made it very difficult to create on-site parking, • The success of Club operations is far more dependent upon effective athlete drop- off/pick-up than it is on-site parking, • Parking need is limited to the winter months only and during the winter parking demand is isolated to weekend days, and • Minimizing the amount of on-site parking at the Club will serve to reduce traffic within the neighborhood. These considerations remain relevant today. For more than a decade SSCV has been operating with the existing drop-off/pick-up drive aisle and 7 on-site parking spaces (while approximately 10 diagonal parking spaces can be utilized within the drive aisle, these spaces are only available when drop-off and pick-up is not taking place and as such are not considered on-site spaces). In essence this existing condition has “by default” established the Club’s current parking requirement and in doing so has furthered the approach of minimal on-site parking as established by the 1976 PEC approval. The parking situation at the Club “works” because the majority of Club activity is from athletes who are dropped off and picked up. On-site parking is not necessary for athletes. The Club allocates their limited on-site parking for shared use by key staff and coaches and visitor parking. Like many employees in Vail Village and Lionshead who do not have access to on-site parking at their workplace, Club coaches utilize car-pooling, remote lots (Ford Park and Soccer field), transit to get to the Club. Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 15 In determining the required parking for SSCV it is necessary to consider Club operations, the location of the Club and most importantly how the Club has operated in the past. The amount of parking necessary for the Club is a function of defining expectations and considering what the appropriate amount of parking for this use at this location should be. Of the range of potential solutions, one end of the spectrum is to have no on-site parking and on the other end is to provide on-site parking for all Club employees. Neither of these ideas is viable nor appropriate. Parking to be provided with this re-development takes a “middle ground” approach and in determining a “parking requirement” considers the precedent of Club operations over the past forty years. The Club has functioned for many years with essentially just 7 on-site parking spaces. With the proposed re-development, these 7 surface spaces are to be retained and an additional 15 Club spaces will be provided in a below grade parking structure. These parking spaces will allow the Club to provide parking for three times the number of employees and visitor than is currently possible. Based on the above, it is proposed that the determination of required parking for the SSCV Clubhouse redevelopment be 22 parking spaces. This number of spaces will provide the Club with significantly more capacity to accommodate employee and visitor parking. Coupled with enhancements to drop-off facilities, the Club will be in a solid position to effectively manage traffic operations in a manner that minimizes neighborhood impacts. Employee Housing The analysis below addresses both Commercial Linkage and Inclusionary Zoning and constitutes the “employee housing plan” for the project. Commercial Linkage As per section 12-23-4, employee housing mitigation requirements for a re-development project are based on new employee generation resulting from an increase in the net floor area of a project. The SSCV clubhouse is a unique land use that is not specifically addressed in Section 12-23-2 Employee Generation and Mitigation Rates of the Commercial Linkage chapter of the Town Code. As such, the burden is on the applicant to provide evidence as to the employee generation anticipated to result from the proposed development. Section IV. Project Description above provides a detailed analysis and comparison of existing and proposed uses at the Club. This analysis also includes a comparison of square footage for each use. While a significant increase in Club SF is proposed by this re-development, the conclusion of this analysis is that the square footage increases will not result in changes or increases to Club employees. This is due a number of factors – • There are no new uses proposed for the new building that would generate employees, Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 16 • The vast majority of new building square footage is to provide badly needed space for athletes (and will not change employee demands), • Increases in square footage that will be utilized by employees are very limited and where proposed are done so in order to provide more adequate space as necessary for existing operations. These increases are not proposed as a means for increasing employees. No new employees are expected to be generated from the net new square footage proposed by the project. Inclusionary Zoning Section 12-24-2 Employee Housing Requirements establishes a mitigation rate of 10% of the total new GRFA proposed by a project. +/-10,000 square feet of GRFA are proposed by this re-development, resulting in an employee housing requirement of 1,000 SF. Mitigation will be provided via a 500 SF on-site EHU and with a cash-in-lieu payment. This on-site unit will on the ground level of the Club (refer to floor plans in the appendix of this report) and will be deed restricted in accordance with code requirements. The unit will be completed in conjunction with the overall construction of the project. The remaining 500 SF of employee housing mitigation will be address with a cash-in-lieu payment prior to issuance of a building permit for the project. Minor Subdivision The Amended Final Plat/Golden Peak Ski Base & Recreation District Parcel, a Re- Subdivision of Parcel 1 will be create new Parcel 3. As described above, Parcel 3 has been designated a part of SSCV’s project “site”. As such, site coverage, setbacks and other development standards are determined based on the combined site area of both Parcel 3 and SSCV’s existing parcel. Upon approval of the proposed amended final plat, Parcel 3 will be conveyed to SSCV at some point prior to the issuance of building permits for the project. Subsequently SSCV will submit an amended plat application that will abandon their current parcels east, south and west boundary and in doing so create a single parcel of .523 acres. The Amended Final Plat/Golden Peak Ski Base & Recreation District Parcel, a Re- Subdivision of Parcel 1 is found in the appendix of this report. Ski and Snowboard Club Vail Development Plan and Subdivision Applications Page 17 APPENDIX Plan Set Plat Traffic Analysis Letter